My mortgage broker requires my Mere law firm’s panel member for the Lloyds conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Mere branch but they cant find it on their system.
You are best placed to get this information from your Mere property lawyer . Most Mere conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
I have given 2 months notice to my existing landlord and must leave my rented apartment in Mere by 19/3/2026. Conveyancing on my purchase is progressing. Is it possible to complete in 5 weeks as don't want to have to find short term accommodation?
Generally one should not serve notice for your letting unless exchange of contracts has taken place. If you have not already done so, contact to your conveyancer and request that they seek the assistance the other lawyers, try to a target completion date that all parties will work to achieve
What is the first thing I need to know concerning purchase conveyancing in Mere?
Not many law firms shout this from the rooftops but conveyancing in Mere and elsewhere in Wiltshire is an adversarial process. Put another way, when it comes to conveyancing there exists plenty of room for conflict between you and others involved in the home moving process. For instance, the vendor, selling agent and sometimes the mortgage company. Appointing a law firm for your conveyancing in Mere should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the legal process whose responsibility is to protect your best interests and to keep you safe.
There is a definite increase in the "blame" culture- someone has to be at fault for the process being so protracted. You your first instinct should be to trust your lawyer above all other parties in the conveyancing process.
I am looking for a flat up to £245,000 and identified one close by in Mere I like with open areas and transport links in the vicinity, the downside is that it only has 51 years unexpired on the lease. There is not much else in Mere suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan that many years will be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
As co-executor for the will of my uncle I am selling a house in Monmouth but I am based in Mere. My lawyer (who is 300 miles from mehas requested that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing practitioner in Mere to attest this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Mere based
I work for a long established estate agent office in Mere where we have witnessed a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given inconsistent advice from local Mere conveyancing solicitors. Please can you confirm whether the vendor of a flat can initiate the lease extension process for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I invested in buying a garden flat in Mere, conveyancing having been completed June 1999. How much will my lease extension cost? Corresponding flats in Mere with a long lease are worth £170,000. The ground rent is £50 invoiced every year. The lease ceases on 21st October 2104
With only 78 years remaining on your lease we estimate the premium for your lease extension to be between £7,600 and £8,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.